[ninjatalli]

I recently started a thread on Bangalore real estate that unsurprisingly focused on the numerous gated complexes communities present across the city and beyond it. Several bhpians spoke about their own complex and what changes there are seeing with regards to pricing and other aspects. Some had been living there for decades, some had moved in recently. Further on, I reached out to a few bhpians with regards to their posts and they shared their own experiences of the gated complexes they live/lived in.


Given that, potentially we have a huge diaspora of users/bhpians who are or have lived in one or more of the Bangalore gated complexes, it would be good to hear your experience(s) living there and what you felt / feel about that complex. You might own / have owned a apartment or you might have lived there on a rental basis; your view still would help others going forward.

Would request folks to share your feedback on a scale of 0 to 5 (5 obviously being the best) for one ore more of the following aspects, with some additional description / details where possible.

Design: apartment blocks to open space ratio, (feedback on) look & feel, structure/design of the apartments as well as the complex in general, etc.

Location: access to major roads, metro connectivity, nearness to major tech park/offices, schools, etc.

Amenities: sporting & community areas - swimming pool, badminton, tennis, squash, indoor games (such as TT, pool, etc), gym, children park/play areas, auditorium, etc.

Maintenance: Quality of the construction, how well has it aged across the years, how well the amenities are maintained, feedback on support staff for the apts, etc.

Other aspects: anything that really important or felt good about the complex, or was a complete deal-breaker to you, please do share.


Look forward to hearing from bhpians.

[ninjatalli]

Starting off from my side

L&T South City, JP Nagar

Design: 3 / 5
- loads of common space between the different blocks as well as between the apartments on each floor
- quality of the construction seemed to be very good, we rented in a one of the oldest block that was nearly 12 years old (now 14+) and it felt as good as the newer ones
- some of the apartment(s) were boxed in with limited sunlight and wind access. The older block design were old-school; thankfully the newer blocks were better designed visually

Location: 2/5
- nearest arterial road was Bannerghatta Road which was about 0.5 km away (walking) and even longer if you wanted to reach in a car
- narrow, generally crowded lanes to reach the complex depending if you are coming from Kanakapura side, Jayanagar side or Bannerghatta road side
- nearest metro station is a bit far away and still in construction (pink line)

Amenities: 5/5
- it had all the amenities that I listed above, including two swimming pools and and even a small space (unfinished / new apt block?) that served as a cricket ground
- with a moderately sized public park (wrongly branded as L&T South City park) right outside the main gate

Maintenance : 4 /5
- didn't get to leverage them a lot but for whatever issues and amenities I utilised, they seemed to do their job well
- all the amenities were maintained well although one of the swimming pool was undergoing some repair work and not available

[clix22]

Adarsh Palm Meadows. Varthur

Design: 5/5 Among the early gated communities, the houses are well spaced and the entire layout gives a super premium feel. The community has strict guidelines on external looks and modifications which has helped keep the look of the complex harmonious.
The construction is brilliant and we did not face even a single issue with structure ( cracks in plaster, seepage etc.), Electrical or plumbing in the past 18 years.

Location: 5/5 Now very well connected with the main varthur road just outside the gate.

Amenities: 5/5 A 5* club house with a huge swimming pool, gym, badminton and tennis courts, restaurants, a small shopping mart / grocery shop. 24/7 backup power.

Maintenance : 5/5 A dedicated maintenance team to sort out problems for the complex and individual villas. Have not heard complaints about maintenance till the time we were there.

A true gem of a complex and a sad day when we decided to sell the property.

[am1m]

Haven't stayed there but was super impressed by this Good Earth Malhar off Kengeri. Have some friends there, so visit sometimes and it seems like a very well-planned development. Very different as in it's designed for peace and quiet. Lots of green spaces, the design incorporates foliage and greenery. Lights at night are very dim, unlike most complexes that have floodlights and high-masts all over. Might be boring and isolated for a lot of people. But boy, I wish I could afford a place there! Might be a good option for people looking for something different.

[ghodlur]

Brigade Northridge, Kogilu road, Yelahanka

Design: 3/5 The flats are spacious and well designed. Its the basement parking which is poorly designed with narrow curves, long approach to the farthest wing. Worst is the STP is in the lower basement and once has to navigate through the same for owner to park. Since the wings are in C shaped there is lot of echo even if someone whispers. Guest parkings are in ample.
The construction is brilliant and we did not face even a single issue with structure ( cracks in plaster, seepage etc.), Electrical or plumbing .

Location: 3/5 Located on the Kogilu Road, the lanes are narrowed due to haphazard parking. Reaching the Bellari highway to get into the city is a pain.

Amenities: 5/5 A 5* club house with a huge swimming pool, gym, badminton and tennis courts, restaurants, a small shopping mart / grocery shop. 24/7 backup power. The society has a cosmo look with residents from different communities, languages etc,. The society is yet to receive the Kaveri water so majority of the load is on the ground water and external supply.

Maintenance : 5/5 A dedicated maintenance team to sort out problems for the complex. Have not heard complaints about maintenance till the time we were there. Plus the way the Managing committee handled the monkey menace is credit worthy.

Others: The Society does charge a decent amount for move in/moveout.

I have stayed on rent in this gated community for good 4 yrs and was very satisfied with my stay.

[kamleshp]

Prestige Falcon City, Kanakpura Road (Konankunte)

Design: 4/5 Good open space and beautifully designed landscape. Variety of mini garden spaces. Looks are average - usual concrete blocks. Confusing layout design for first time visitor. Construction quality is good, it is new complex (4 yrs.) too early to comment.

Location: 5/5 On the main road, NICE road gives easy access to get out of city. Metro right in front of the complex, next to forum south mall. Major schools within nearby and within 5kms radius.

Amenities:5/5 Probably the biggest Swimming pool in a gated community, multiple open air playing spaces (Lawn Tennis, Basket Ball, Football, Cricket Nets, multiple kids play areas), excellent indoor club facilities, also has rooms for guests at very reasonable cost. Ample covered visitor parking.
Full fledged restaurant (Paakshala) inside in addition to Bakery and grocery store.
Internally connected to Forum South Mall - means access to best eating, shopping and entertainment at walking distance (no need to drive to a mall), also has convention center for best stage shows.

Maintenance: 4/5 Too many water leakages in basement (shoddy plumbing), cleanliness not to expected levels. Gardening, fountains and Pool maintained well.

Other aspects: Buggy service (golf cart) within complex, regular cultural activities planned, weekend is no longer a chore with walk-able access to re-creation. Access to electric charging points in forum mall (overnight) add to good living.
Entry/Exit can be painful during peak hour traffic.

[msdivy]

Good thread. Could we add the number of units in the complex? It will give an idea of how big or small it is.

[supertinu]

Brigade Lakefront, Graphite India Junction, Whitefield

Design: 5/5, spread in about 21 acres, ~1200 apts (2-4BHKs), lot of open spaces and very well landscaped, doesnt get crowded

Location: 5/5, at start of whitefield area, one gate opens at seetharampalya metro station. Close proximity of hospitals, malls, schools, Seetharampalya Lake on the boundary

Amenities: 5/5, everything and then some more like montessori, department store, laundry chain, homeo doc

Maintenance: 5/5 relatively newer apt complex, so things are in good shape and being well maintained. However does result in higher maint cost for residents

Other aspects: Only pain point which is in general true for urban residents these days is that, everyone is a whatsapp/telegram warrior and no one actually wants to constructively contribute on the ground. Rants and complaints and oppositions are never ending in large communities in online space.

[ninjatalli]

Purva Heights, Bannerghatta road (/Bilekahalli)
- Gated complex with 250 - 300 flats approx.

Design: 4 / 5
- Very different design where almost every flat in each wing had open access atleast 2 sides of the flat (kind of a inverted triangle).
- Nice common space with a garden between the different blocks as well as between the apartments on each floor
- Quality of the construction seemed to be decent; no problems faced in the 1+ years of rental time
- Lovely trees all around the complex that give the parking/walking area a nice shaded cover. Parents loved the complex on their daily walking rounds

Location: 5/5
- Excellent location; right off Bannerghatta road and close enough to an upcoming metro station just outside Vega City mall.
- What's better is the complex sits behind a Brand Factory outlet so the road noise is quite muffled by the time you reach the gate
- The ORR junction (in front of Vega City mall) is just a stone's throw away

Amenities: 2/5
- Only plus point is the small garden / play area for the kids in center of the 3 blocks
- Very limited amenities - an amoeba shaped medium sized pool; a tiny gym that was the size of a typical bedroom size and a dark badminton and squash court (that we never saw being used probably due to maintenance issues).

Maintenance : 2 /5
- Amenities were very poorly managed; the amoeba sized pool was never functional throughout the time we lived there. We paid extra and went for a private pool near IIMB campus
- Maintenance staff weren't that great when we had to rely on them for odd issues in the house (e.g. plumbing, etc.). Security staff was good and no complaints there

Other Aspects:
- The unique design caused a lot of additional pillars in the parking area and odd turns. We couldn't use our flat parking spot as the SCross didn't fit there (due to a pillar we had to do a very tight 90deg turn to access the spot). We ended up paying another flat owner extra for their spot. I saw a few more parking spots that were lying un-used due to similar issues

[ShreyG]

Salarpuria Sattva Cadenza, Hosur Road (~660 units)

Design: 4 / 5
- 8 connected towers circled by a one way road and ample open spaced around the towers. Nearly 300m of open space with playgrounds gardens etc ahead of tower 1
- Quality of the construction seems to be very good, 5 years old and not many complaints of leakages, breakdowns and so on
- All apartments have either north or south facing balconies allowing for year round sunlight throughout the day

Location: 4/5
- Gate 1 opens bang on the main Hosur road at Kudlu gate Jnc. The towers stand out on the main road and are clearly visible from the elevated road from Silk board to EC
- About 2.5 kms from the infamous silk board junction and the NICE road junction is about 7 kms (takes abt 20 mins during peak rush hour) allowing quick escape out of the city
- Traffic density in surrounding areas is very high with major IT hubs (like Electronics city, Bellandur, Koramangala, HSR) accessible within 30 mins
- nearest upcoming metro station will be at Gate 1 as a part of the yellow line

Amenities: 5/5
- 2 swimming pools, jacuzzi, spa rooms, badminton, squash, indoor games (such as TT, pool, etc), gym (open air and closed, both), multiple children park/play areas, library, party hall, cricket ground
- One highlight is the hanging garden on the 3rd floor, which is well maitained and makes for a super hang out space which amenities such as children's play area, barbeque area (which can be booked), swimming pool etc
- Ample parking for guests (an entire side on the ground floor). Very convenient when you are having parties

Maintenance : 4 /5
- Although cost of maintenance is slightly high, amenities are maintained very well
- Regular maintenance and cleanup work is taken up for sensitive amenites like swimming pool and gyms

[travelling owl]

Vaishnavi ARS Gardenia
- Gated complex with 630 flats approx.
This is first such huge complex by the builder, so there are lot of good things and as well as bad due to lack of experience

Design: 5 / 5
- Have been staying here for the past 5 years, apartments are spacious and well designed. There are no common walls but neighbours windows can be seen, so cannot keep the windows all the time. Could have been better.
- Good open spaces, there are 5 blocks in total with space between them. Never feels cramped.
- Quality of the construction seemed to be decent; compared to other builders in the town
- Used to be a farm land with ton of coconut trees. So there are quite a few trees but not yet as many as builder promised in marketing brochures.

Location: 10/5 !
- Metro is just 200mts from complex
- ORR is just 1 km
- NICE road is just 3 kms
- Jalahalli as a location is slightly outskirts but still quite close to the center of city. MG Road is 30mins drive and majestic is just 12kms.
- Airport is just 30mins drive, without any traffic.
- Orion Mall and WTC is just 4kms
- Peenya industrial area is next door

Amenities: 4/5
- Some 32 amenities are there. So pretty good
- Swimming pool could have been designed better

Maintenance : 4 /5
-Fairly new apartment, just 4 years old so amenities are well maintained
- RWA has been doing fairly good job so far


With PRR, this locality is going to be further well connected. Now Jalahalli as a location is good because with metro, I can go to Whitefield as well as Electronic city (with yet to be opened yellow line). The only thing that is negative is its not a happening place like HSR, JP Nagar or Kormanagala with ton of pubs and cafes. Who needs them every day anyway, so i dont feel left out. Overall quite satified with the investment in this apartment.

[wocanak]

NVT Orchid Garden, Sarjapur Road, near Dommasandra Circle

60 Villas

Design: 5/5
- Wide roads and large common area, 3 and 4 bedroom villas on compact (relatively) plots.
- Partly covered ground level 2 garage parking.
- Good quality build: marble and wooden flooring, wooden doors and windows.
- Well landscaped with large greenery.

Location: 4/5
- Near major schools on Varthur Road and Sarjapur Road.
- 30 to 45 mins commute to IT hubs on ORR, Electronic City and ITPL.
- Up coming locality with many real estate projects, both commercial and residential.

Amenities: 3/5
- Swimming pool, tennis court and half basketball court.
- Club house with gym, squash court, TT and party hall.
- Children's play, multiple lawn areas for playing.

Maintenance: 4/5
- It close to 10 years since construction, mostly aged well.
- Main issue has been minor to moderate leaks on quite a few villas. All mostly fixed, few of them had to redo the terrace floor. Otherwise no major issues.
- Community uses a central pneumatic pressurised water supply, so water tanks on the villas. But this leads to water outage when there is any leak/maintenance work.
- Reasonably active and involved management committee run fully by residents, which has maintained the facilities quite well.

Other aspects: 5/5
- Socially active community with sports and cultural activities.
- Overall nice and harmonious, close knit community.

[UD17]

Very good thread.

Just one request if we can add the cost of these properties being reviewed or a marking scale out of 5.

[sandeep3in]

DSR EDEN Greens is a gated complex situated in Carmelaram, Sarjapur Road, near Carmelaram Railway Station, featuring 200 meticulously designed apartments.


Design: 5/5 Having resided here for the past five years. Well-spacious and thoughtfully designed apartments across five blocks, consisting of 2BHK/3BHK configurations. The construction exhibits quality, including appealing wooden flooring, and the landscaping is impeccable.

Location: 5/5 Strategically positioned in proximity to major schools, IT parks, and Carmelaram Railway Station, the complex is situated in an up-and-coming locality with various ongoing real estate projects, both commercial and residential.

Amenities: 4/5 The complex boasts a range of amenities, including a swimming pool, tennis court, and a clubhouse with a gym, squash court, and party hall. Additionally, there are dedicated spaces for children's play and multiple well-maintained lawn areas.

Maintenance: 4/5 The property has been impeccably maintained, retaining a relatively new appearance even after five years. The active management committee, entirely comprised of residents, has played a pivotal role in preserving and enhancing the facilities.

Other Aspects: 5/5 The Keralite community within the society is particularly vibrant, celebrating festivals with enjoyable and engaging events. Overall, the community exudes a sense of harmony and closeness."

[kishanvvkumar]

SNN Raj Etternia , Harlu Road , Around 1000 units

Residing for past 5 years.
Really a Gem of a society.

Design 5/5 - Ventilation is their USP. Large windows (inclusive of bay windows). From 1 BHK to 4 BHK and pent houses. Very airy flats. Construction quality is good.

Location 4/5 - Close proximity to HSR and Sarjapur Road and connectivity to Hosur Road. But there are narrow stretches to reach each of these locations.

Amenities 4/5 - Cleanly maintained swimming pools and a good sized club house. Cricket Pitch, Football ground, skating ring, Tennis court and Basket ball court. Well rounded amenities. Single badminton court is too less though. The walkways and central garden are impressive.

Maintenance 4/5 - Fairly new society, 5 years old. Except for some STP issues, nothing major to complain about.